Expert Foundation Repair Services In Lawrenceville, GA

As Atlanta saw growth in the 19th century, nearby cities were cropping up, becoming suburbs to what would become the sprawling Atlanta area. Lawrenceville, the first of those communities, lies 30 miles to the northeast. It was incorporated in December 1821. While starting out small, the city saw some growth for the next century and a half. Then in the 1980s, it boomed and now has a dense suburban feel. Even then, it remains a small city with a population of just under 30,000, which is why some of us choose to live here. We know our neighbors and we like that.

Young singles, couples, and families choose Lawrenceville since it is an easy commute distance to downtown Atlanta. While some opt to invest in their own home here, others purchase housing as an income opportunity. Whether a homeowner or a landlord, the potential problems that can crop up from owning are the same, and one of those problems is the condition of the foundation.

Unfortunately, the soil and climate in the area lend themselves to foundation movement, which can cause significant damage to homes in the area.

The foundation is arguably the most important part of any home. Whether your house has a basement or not, the foundation is what maintains the structural integrity of a house. Unfortunately, there are a lot of issues that challenge that integrity, especially in an older home.

Weather and Hydrostatic Pressure

As those of us who live here know, Lawrenceville sees a lot of rain. The city receives about 52 inches of rain each year. We occasionally see a bit of snow, too, about an inch or so. An abundance of rain changes the moisture content of the soil around the foundation, especially when it reaches saturation levels. Saturated soil weighs more than dry, and builds up what is called hydrostatic pressure, against the foundation. As such, it applies intensive pressure on the walls of a foundation. This causes the foundation to crack and bow, and possibly eventually leads to foundation failure.

Soil

Through the years, Georgia has lost most of its topsoil. In the 1930s, the Soil Conservation Act established programs to help reduce erosion. Lawrenceville is located in Georgia’s Piedmont region. The soil here is ultisol, which translates to red clay. The red soil comes from the warm, humid climate taking its toll on acid crystalline, granite, and gneiss rock. Today, the soil is mostly made of clay with little sand left.

Clay soil absorbs and retains moisture, which increases the weight and volume of the dirt and exerts immense and damaging pressure on the foundation of a home. When the soil dries out, it shrinks. That shrinkage creates a void which can lead to the sinking of the foundation.

Some neighborhoods also have trouble with fill dirt. This is the soil brought in by developers to even out a plot of land for building. If the fill is not compacted properly, it could cause foundation problems for the entire neighborhood.

Plumbing Leaks

Just as aging is hard on the foundation, it is hard on pipes as well. Broken pipes embedded in slab foundations are not seen. Unless you notice a change in water pressure, that leak can go on undetected, eventually causing damage to the slab. The same applies to basement foundation leaks. Pipe leaks or breakage in crawlspace or pier and beam foundations will further erode the soil and could expedite foundation problems. Any plumbing problems should be addressed immediately before they get worse, leading to bigger problems. Unfortunately, the constant expansion and contraction of the red clay soil in Georgia contributes to breaks in plumbing lines and the resulting leaks.

Trees and Their Roots

We enjoy a lot of trees here in Georgia. Native magnolias, along with other plantings such as Red Maples, Chinese Elm, Chinese Pistache, and Japanese Zelkova are favorites. A problem arises, though, when these large trees are planted too close to the house or a house is erected too close to the trees. Tree roots can cause problems.

As long as a tree lives, its roots will continue to grow outward, looking for more moisture and nutrients. A good rule of thumb is that as far as the branches grow, so do the roots, underground. This can wreak havoc on your home’s foundation.

While the roots themselves may not be strong enough to move a foundation, they continually churn and move the soil. That can cause an elevation of soil in one location and shrinkage in another, enough to alter the conditions under your house. As such, it can alter the stability of your home, causing a portion of or the entire foundation to move.

Signs of foundation problems can be seen above ground. These include such things as:

• Stair-step cracking in brickwork or cement blocks
• Separation of exterior trim such as door frames from the wall
• Cracks in interior walls
• Doors and windows sticking or not staying shut
• Cabinets separating from each other or the wall

Let’s delve a little deeper. You should have a plan to check your home three to four times a year. These checkups include a walk around the exterior and interior of the house, looking for any potential problems. If you have brick or concrete brick walls, check to see there is any cracking along the grout lines. This will often move upward in a diagonal fashion along the brick line. Look for any cracking in stucco walls. Check for any possible separation where the walls meet the foundation. Furthermore, check each door frame to assure it is still securely fastened to the wall. There should be no gap between the two.

From the inside, check the exterior walls for any cracks in the drywall. Check the doors and the windows again from the inside, for any frame pulling away from the wall. The doors and windows should open and shut easily. Be sure to check those that are used less frequently. In the kitchen, bathrooms, or anywhere with built-in cabinetry, be sure they aren’t separating from the walls or each other. Check the flooring for signs of unevenness or sagging.

Keep a checklist and notes each time and compare them from your former exams. Any changes are a sign of a need for a professional inspection by our team of experts.

Our structural engineers are not required to fix your foundation, but hiring one to perform an assessment is a wise decision.

Our structural engineers will evaluate any foundation problems, the cause, and how best to alleviate them. He or she can design plans on the most effective way to approach the work for the best result and should work closely with our other specialists throughout the repairs.

Houses in the Lawrenceville area have a typical home value of $275,000. Housing values have seen a jump of more than 15 percent in the past year. When you further invest in your home, the foundation should always remain at the top of the list. If the foundation needs repairs, it should be done as soon as possible.

The average cost of a foundation repair is between $300 and $20,500. Different types of foundations and various problems can alter the cost a lot. The cost includes materials, any special equipment needed, and labor. When you call upon our professionals for foundation repair, they will supply you with a written estimate, breaking down the costs for you. Costs outside of that initial estimate could include any permits or inspections required by the city or county.

The red clay soil of Georgia can affect the foundation of any home. With an abundance of rain, the clay soil gets saturated and weighed down. Then, as it dries, the soil once again expands. The soil is in a continual shift from one season to the next. This can be hard on any foundation with or without a basement. Providing a drainage outlet for water to flow away from your home will help.

Do not let soil accumulate higher than the foundation around your house. For approximately 10 feet away from the home, the soil should be graded downward from three to six percent, sloping away from the foundation. Because of all the rainfall in Georgia, calling us to add a drainage system is a good idea too. Hook your gutter system into the drainage system for further benefit.